Airbnb vs Long-Term Rental in Dubai: ROI Comparison 2026
Dubai's property market has long attracted investors with the promise of high rental returns and zero income tax. But one question divides property owners more than any other: should you list your property on Airbnb for short-term holiday lets, or sign a traditional 12-month lease with a long-term tenant? Understanding your Airbnb Dubai ROI potential versus the stability of long-term rental income is the key to making the right call for your investment portfolio.
In 2026, the calculus has shifted. Dubai Tourism and Commerce Marketing (DTCM) has tightened holiday home licensing, Airbnb's platform fees have evolved, and rental demand patterns have changed following the city's record-breaking 2025 transaction volumes. Meanwhile, the RERA Rental Index continues to cap long-term rent increases, creating an unusual dynamic where short-term rates can flex with demand while long-term rents remain anchored.
This guide provides a data-driven, side-by-side comparison of short-term (Airbnb) versus long-term rental returns in Dubai for 2026, covering gross and net yields by area, regulatory considerations, cost breakdowns, tax implications, and investor-profile recommendations. Whether you own a studio in JVC or a penthouse on Palm Jumeirah, the numbers below will help you decide which rental strategy delivers the best return on your capital.
For more context, see our Dubai Rental Yields by Area.
For more context, see our Marina vs JBR vs Palm Jumeirah.
The Dubai Short-Term Rental Landscape in 2026
DTCM and the Holiday Home License
Operating a short-term rental in Dubai is not as simple as listing on Airbnb and collecting keys. The Dubai Department of Tourism and Commerce Marketing (DTCM) requires every holiday home to hold a valid license. As of 2026, the DTCM has tightened enforcement, with inspections becoming more frequent and penalties for unlicensed operators ranging from AED 5,000 to AED 50,000 per violation.
To obtain a holiday home license, property owners must:
- Apply through the DTCM portal or an authorized holiday home management company
- Pass a property inspection for safety, furnishing, and amenity standards
- Pay an annual license fee (approximately AED 1,500 per unit for individual operators, AED 5,000 for companies)
- Renew the license annually with an updated inspection
According to DTCM data, Dubai had approximately 12,000 licensed holiday homes by the end of 2025, up from roughly 8,000 in 2023 — a 50% increase in just two years, reflecting strong investor appetite for short-term rental income.
Market Size and Growth
Dubai welcomed 18.7 million overnight visitors in 2025, according to Dubai Tourism, and short-term rental platforms absorbed a growing share of these guests. While hotels still dominate, the holiday home segment has carved out a meaningful niche, particularly for families and extended-stay business travelers who prefer apartment-style accommodation.
The short-term rental market is concentrated in a handful of tourist-heavy communities: Dubai Marina, Palm Jumeirah, Downtown Dubai, JBR, and Business Bay. These five areas account for roughly 70% of all licensed holiday home listings in the emirate.
Airbnb / Short-Term Rental ROI Analysis
Occupancy Rates by Area
Occupancy is the single most important variable for short-term rental returns. A high nightly rate means nothing if the property sits empty. Based on aggregate data from AirDNA and local property management firms, here are the typical occupancy rates for 1-bedroom units in 2026:
| Area | Avg. Occupancy Rate | Peak Season (Nov–Mar) | Off-Peak (Jun–Sep) |
|---|
| Dubai Marina | 75–80% | 90–95% | 55–65% |
| Palm Jumeirah | 70–78% | 88–93% | 50–60% |
| Downtown Dubai | 72–80% | 88–94% | 55–62% |
| JBR | 74–82% | 90–96% | 55–65% |
| Business Bay | 68–76% | 85–90% | 48–58% |
| JVC | 60–70% | 78–85% | 40–50% |
Dubai's peak tourist season (November through March) delivers occupancy rates that rival the world's busiest short-term rental markets. However, the summer months present a significant challenge, with occupancy dropping to 40–65% depending on the area. Properties in walkable, beach-adjacent communities like JBR and Marina hold up best during summer.
Nightly Rates by Area
Nightly rates for a standard 1-bedroom furnished apartment on Airbnb and similar platforms in 2026:
| Area | Nightly Rate (1BR) | Nightly Rate (2BR) | Nightly Rate (Studio) |
|---|
| Dubai Marina | AED 600–900 | AED 1,000–1,600 | AED 400–600 |
| Palm Jumeirah | AED 800–1,300 | AED 1,500–2,500 | AED 550–800 |
| Downtown Dubai | AED 700–1,100 | AED 1,200–2,000 | AED 450–700 |
| JBR | AED 650–950 | AED 1,100–1,700 | AED 420–620 |
| Business Bay | AED 500–800 | AED 900–1,400 | AED 350–550 |
| JVC | AED 350–550 | AED 650–1,000 | AED 250–400 |
Rates vary based on view (sea, Burj Khalifa, golf course), building quality, pool/gym access, and furnishing standard. A Marina apartment with a full sea view can command a 25–35% premium over an identical unit with a community view.
Seasonal Revenue Patterns
Dubai's short-term rental revenue is heavily front-loaded. Approximately 55–60% of annual short-term rental income is earned between November and March. The June–September corridor typically generates only 20–25% of annual revenue, with October and April serving as shoulder months.
For a 1-bedroom in Dubai Marina listed at an average AED 750/night with 78% annual occupancy, the gross annual revenue would be approximately:
- 365 nights x 78% occupancy x AED 750 = AED 213,525 gross/year
This figure sounds impressive, but it is gross — before management fees, platform fees, cleaning, furnishing depreciation, DTCM fees, utility costs, and maintenance. We will calculate the net figure in the comparison section below.
Long-Term Rental ROI Analysis
Annual Rents by Area (2026)
Long-term rental rates in Dubai are governed by the RERA Rental Index, which determines allowable rent increases at lease renewal. For 2026, the index has been updated to reflect current market conditions, but increases are capped at a maximum of 20% and only when the existing rent is more than 40% below the market average.
Current annual rents for 1-bedroom apartments (unfurnished, standard quality):
| Area | Annual Rent (1BR) | Annual Rent (2BR) | Annual Rent (Studio) |
|---|
| Dubai Marina | AED 90,000–120,000 | AED 140,000–190,000 | AED 60,000–80,000 |
| Palm Jumeirah | AED 110,000–160,000 | AED 180,000–280,000 | AED 75,000–100,000 |
| Downtown Dubai | AED 100,000–140,000 | AED 160,000–230,000 | AED 65,000–90,000 |
| JBR | AED 95,000–125,000 | AED 150,000–200,000 | AED 62,000–82,000 |
| Business Bay | AED 75,000–105,000 | AED 120,000–170,000 | AED 50,000–70,000 |
| JVC | AED 55,000–75,000 | AED 85,000–120,000 | AED 38,000–52,000 |
Rents are typically paid via 1–2 cheques for standard leases, with some landlords requiring up to 4 cheques. Furnished units command a 15–25% premium over unfurnished listings.
Stability and Predictability
The primary advantage of long-term tenancy is income predictability. A signed 12-month lease guarantees cash flow regardless of tourism fluctuations, geopolitical events, or seasonal downturns. During the COVID-19 period in 2020, short-term rental revenues in Dubai collapsed by 60–80%, while long-term rents dipped only 5–10% — and rebounded within 12 months.
Long-term tenants also reduce operational costs. There are no nightly cleaning fees, no guest communication overhead, no dynamic pricing management, and far lower wear-and-tear on furnishings and appliances. The property essentially runs itself between lease renewals.
Tenant Rights and RERA Protections
Dubai's rental market is one of the most landlord-friendly in the world, but tenants do have important protections under the RERA framework:
- Landlords cannot increase rent mid-lease
- Rent increases at renewal must align with the RERA Rental Index
- Eviction for personal use requires 12 months' written notice via notarized letter
- Security deposits are capped (typically 5–10% of annual rent)
For landlords, this framework provides stability: once a tenant signs, you have guaranteed income for the lease term, and the RERA index limits your downside at renewal while also capping your upside if market rents surge.
Side-by-Side ROI Comparison Table
The table below compares gross and estimated net yields for a 1-bedroom apartment across key Dubai communities. Net yields for short-term rentals factor in management fees (20–25%), platform fees (3–15%), cleaning (AED 150/stay), DTCM fees (AED 1,500/year), furnishing depreciation (AED 8,000–12,000/year), utilities (AED 8,000–12,000/year), and maintenance (AED 3,000–5,000/year). Net yields for long-term rentals factor in service charges, insurance, and a modest maintenance reserve.
Assumptions: 1-bedroom unit, 800 sq ft, average property value based on 2026 market prices.
| Area | Property Value (AED) | Airbnb Gross Yield | Airbnb Net Yield | Long-Term Gross Yield | Long-Term Net Yield | Airbnb Revenue Premium |
|---|
| Dubai Marina | 1,400,000 | 15.3% | 8.5–10.2% | 7.5% | 5.8–6.5% | +40–55% |
| Palm Jumeirah | 2,800,000 | 12.1% | 6.5–8.0% | 4.8% | 3.5–4.2% | +65–90% |
| Downtown Dubai | 2,000,000 | 14.6% | 7.8–9.5% | 6.0% | 4.5–5.2% | +55–75% |
| JBR | 1,600,000 | 15.9% | 9.0–10.8% | 6.9% | 5.3–6.0% | +55–70% |
| Business Bay | 1,200,000 | 16.4% | 9.2–11.0% | 7.5% | 5.8–6.5% | +50–65% |
| JVC | 750,000 | 17.8% | 10.0–12.0% | 8.7% | 6.8–7.5% | +40–55% |
Key insight: Short-term rentals consistently deliver 40–90% higher revenue than long-term leases on a gross basis. However, after accounting for all operational costs, the net premium shrinks to roughly 25–50%. In affordable communities like JVC and Business Bay, the effort-to-return ratio for Airbnb is most favorable, because property values are lower while nightly rates remain competitive.
Regulatory Considerations
DTCM Holiday Home License Requirements
The DTCM license is non-negotiable for short-term rentals. Operating without one exposes you to fines and potential blacklisting. Key requirements in 2026:
- Annual license fee: AED 1,500 (individual) or AED 5,000 (company)
- Property inspection before license issuance and at renewal
- Mandatory guest registration through the DTCM portal
- Compliance with fire safety, health, and amenity standards
- All listings must display the license number
The DTCM has been increasing enforcement inspections in 2026, particularly targeting unlicensed listings on Airbnb and Booking.com. Platforms themselves now require license numbers for Dubai listings, making it harder to operate under the radar.
RERA Rental Index and Lease Regulations
For long-term rentals, the RERA Rental Index determines allowable rent increases at lease renewal. In 2026, the index has seen upward adjustments in most communities, but landlords are still limited to increases of:
- 0% if the rent is within 10% of the market average
- 5% if the rent is 11–20% below market
- 10% if the rent is 21–30% below market
- 15% if the rent is 31–40% below market
- 20% maximum if the rent is more than 40% below market
This system protects tenants from sudden rent shocks but also limits how quickly landlords can capture market-rate increases — a key disadvantage when market rents are rising fast.
New Rules for 2026
Several regulatory developments are reshaping the rental landscape in 2026:
- DTCM noise and party rules: Following resident complaints in Marina and JBR towers, DTCM has issued stricter guidelines on guest behavior in holiday homes. Violations can result in license suspension.
- Building-level restrictions: More developers and owners' associations are voting to ban or limit short-term rentals in their buildings. Always check the building's policy before purchasing a property for Airbnb use.
- Tax transparency reporting: While Dubai imposes no income tax, some jurisdictions (particularly the UK and EU) are ramping up data-sharing agreements with Airbnb, meaning your rental income may be visible to your home country's tax authority.
Costs Comparison: Airbnb vs Long-Term Rental
Furnishing Costs
Short-term rental properties must be fully furnished and equipped to hotel-like standards. This includes furniture, kitchen appliances, cookware, linens, towels, decor, smart TV, and WiFi. Long-term unfurnished rentals require minimal investment — sometimes just white goods (stove, refrigerator, washer/dryer).
| Cost Item | Short-Term (Airbnb) | Long-Term (Unfurnished) |
|---|
| Full furniture package | AED 40,000–70,000 | AED 0–5,000 |
| Kitchen equipment | AED 5,000–10,000 | AED 0 |
| Linens & towels (per set) | AED 2,000–4,000 | AED 0 |
| Electronics (TV, WiFi, etc.) | AED 3,000–6,000 | AED 0–2,000 |
| Annual replacement/depreciation | AED 8,000–15,000 | AED 1,000–3,000 |
| Total Year 1 | AED 58,000–105,000 | AED 1,000–10,000 |
The furnishing outlay is a significant barrier to entry for short-term rentals. However, well-furnished units command premium nightly rates and better reviews, which drives occupancy.
Management and Platform Fees
Most short-term rental owners in Dubai use a property management company, because self-managing is labor-intensive and difficult from abroad.
| Fee Type | Short-Term (Airbnb) | Long-Term |
|---|
| Property management | 20–25% of revenue | 5–8% of annual rent |
| Airbnb host fee | 3% (if host absorbs) | N/A |
| Booking.com commission | 12–15% | N/A |
| Cleaning per turnover | AED 150–250 | AED 0 (tenant's responsibility) |
| Professional photography | AED 1,000–2,500 (one-time) | AED 0–500 |
For a property generating AED 213,525 gross on Airbnb, a 25% management fee alone costs AED 53,381. Add platform fees, cleaning, and other costs, and total deductions can reach 35–45% of gross revenue.
Maintenance and Utilities
Short-term guests are harder on properties than long-term tenants. More check-ins mean more wear on locks, appliances, furniture, and plumbing. Utility costs are also borne by the landlord in short-term rentals, whereas long-term tenants typically pay their own DEWA and cooling charges.
| Cost Item | Short-Term | Long-Term |
|---|
| Utilities (DEWA + cooling) | AED 8,000–15,000/year | Paid by tenant |
| Maintenance reserve | AED 5,000–8,000/year | AED 2,000–4,000/year |
| Deep cleaning between guests | Included in turnover cost | AED 0 |
| Insurance (landlord) | AED 1,500–3,000/year | AED 1,000–2,000/year |
Tax Implications
Dubai: No Income Tax
One of Dubai's greatest attractions for property investors is the absence of personal income tax, capital gains tax, and property tax. Rental income — whether from short-term or long-term lets — is not taxed in the UAE. This means the gross-to-net gap is driven entirely by operational costs, not tax drag.
Home Country Considerations
However, if you are a tax resident of another country, you may owe tax on your Dubai rental income. Key examples:
- UK residents: HMRC requires declaration of worldwide income. Dubai rental profits are taxable in the UK, though the double taxation treaty with the UAE means you will not be taxed twice. The UK also imposes a 5% stamp duty surcharge on overseas properties, though this does not apply to rental income.
- Indian residents: Indian tax residents must declare foreign rental income and pay tax at their applicable slab rate. The India-UAE DTAA provides some relief.
- EU residents: Most EU countries tax worldwide income. Airbnb now shares host data with several EU tax authorities under the DAC7 directive.
- US citizens: The IRS taxes worldwide income regardless of residence. However, the Foreign Earned Income Exclusion (FEIE) may apply if you meet the physical presence test.
Always consult a tax advisor in your country of tax residence before assuming your Dubai rental income is tax-free in practice.
Which Strategy Wins by Investor Profile
The Hands-Off Overseas Investor
If you live outside the UAE and want truly passive income, long-term rental is the clear winner. You hire a property manager at 5–8% of rent, the tenant pays utilities, and your involvement is limited to lease renewals and occasional maintenance approvals. Your net yield of 5–7% may look modest, but it is reliable and requires minimal effort.
Winner: Long-term rental
The Active Local Investor
If you live in Dubai (or visit frequently) and are willing to manage guest communications, coordinate cleaning, and monitor pricing, short-term rental can deliver 25–50% higher net returns. This is particularly true in high-demand areas like Marina, JBR, and Downtown, where occupancy and nightly rates are strongest.
Winner: Short-term rental (Airbnb)
The Budget-Conscious Investor
Investors buying in the AED 600,000–1,000,000 range (JVC, Arjan, Dubai Sports City) benefit most from short-term rentals in percentage terms. The lower property value means the same absolute rental income translates to a higher yield percentage. A JVC studio earning AED 85,000 gross on Airbnb represents an 11.3% gross yield on an AED 750,000 property.
Winner: Short-term rental (Airbnb)
The Luxury Property Owner
For properties above AED 3 million (Palm Jumeirah, Emirates Hills, DIFC), the Airbnb premium widens in absolute terms but narrows in percentage terms. High-value properties also face longer vacancy periods on the short-term market and higher furnishing/maintenance costs. Long-term tenants for luxury properties tend to be corporate executives on multi-year contracts, offering stability.
Winner: Depends on involvement level — long-term for passive, short-term for active
The Hybrid Strategy: Combining Both
An increasingly popular approach in 2026 is the hybrid model: short-term rental during peak season (November–March) and long-term lease during the off-peak months (June–September), with shoulder months flexible based on demand.
How It Works
- List on Airbnb from October through April (7 months): Capture peak nightly rates of AED 800–1,200+ for a Marina 1BR, with 85–95% occupancy.
- Sign a short-term lease (3–6 months) from May through September: Target corporate tenants, summer interns, or families on summer holiday. Rents are typically 15–20% below annual lease rates, but you avoid the 2–3 months of low-occupancy Airbnb pain.
- Pocket the difference: The hybrid approach can yield 10–20% more than pure long-term rental, with significantly less operational burden than year-round Airbnb.
Potential Revenue (Dubai Marina 1BR Example)
| Strategy | Gross Annual Revenue | Net Annual Revenue (est.) |
|---|
| Pure Airbnb (year-round) | AED 213,000 | AED 130,000–155,000 |
| Pure long-term lease | AED 105,000 | AED 88,000–95,000 |
| Hybrid (7mo Airbnb + 5mo lease) | AED 165,000 | AED 115,000–130,000 |
The hybrid model sacrifices some upside versus pure Airbnb but dramatically reduces the summer headache and operational complexity. For many investors, it represents the optimal risk-adjusted return.
Key Takeaways
- Short-term rentals deliver 25–50% higher net yields than long-term leases in most Dubai communities, but require significantly more time, money, and management involvement — the premium is real but it is not free.
- Occupancy is the make-or-break variable: a Marina Airbnb at 80% occupancy outperforms long-term rent by 40–55%, but at 60% occupancy the advantage shrinks to 10–15% — know your area's seasonal patterns before committing.
- Regulatory risk is real and growing: DTCM is tightening enforcement, and buildings are increasingly voting to ban holiday homes — always verify building policy and DTCM licensing before purchasing a property for short-term rental.
- The hybrid strategy (peak-season Airbnb + off-peak long-term lease) offers 10–20% more than pure long-term rental with far less operational burden than year-round Airbnb — it may be the best risk-adjusted approach for most investors.
- Tax-free in Dubai does not mean tax-free at home: UK, EU, Indian, and US tax residents must declare Dubai rental income — consult a cross-border tax advisor before assuming your returns are untaxed.
Frequently Asked Questions
Is Airbnb legal in Dubai?
Yes, but only with a valid DTCM holiday home license. Operating an unlicensed short-term rental is illegal and can result in fines from AED 5,000 to AED 50,000. You must also comply with your building's policy on holiday homes — some towers explicitly ban short-term rentals. Always check both DTCM requirements and building rules before listing.
What is the average Airbnb occupancy rate in Dubai?
Average occupancy rates range from 60–80% depending on the area. Prime tourist locations like Dubai Marina, JBR, and Downtown achieve 75–82% occupancy on average, while more residential areas like JVC typically see 60–70%. During peak season (November–March), occupancy in prime areas can exceed 90%. During summer, it can drop to 40–65%.
Can I switch from long-term rental to Airbnb mid-lease?
No. You cannot convert a property to short-term rental while a long-term tenant is under lease. You must wait until the lease expires or is mutually terminated. Additionally, you will need time to furnish the property and obtain the DTCM license, so factor in a 4–8 week transition period.
How much does it cost to furnish a property for Airbnb in Dubai?
A full furnishing package for a 1-bedroom apartment typically costs AED 40,000–70,000, including furniture, kitchen equipment, linens, electronics, and decor. Plan for an additional AED 8,000–15,000 per year in replacement and depreciation costs to keep the property in guest-ready condition.
Which areas in Dubai are best for Airbnb investment?
The highest short-term rental demand is concentrated in Dubai Marina, JBR, Downtown Dubai, Palm Jumeirah, and Business Bay. These areas offer the best combination of tourist appeal, walkability, and occupancy rates. For budget-conscious investors, JVC offers the highest percentage yields due to lower entry prices, but with lower occupancy and nightly rates.
Does Dubai tax rental income?
Dubai does not levy income tax, capital gains tax, or property tax on rental income. However, if you are a tax resident of another country (UK, EU, India, US, etc.), you may be required to declare and pay tax on your Dubai rental income in your home country. Always consult a qualified tax advisor in your jurisdiction of tax residence.
Ready to invest in Dubai property? Our team of experts at AiGents Realty can help you navigate the market, find the best opportunities, and maximize your ROI. Book a free consultation today and take the first step toward your Dubai property investment.
